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Re-roofs ยท Miami Springs

Roof replacement in Miami Springs, FL

The median home in Miami Springs was built in 1958, according to the Census Bureau's 2024 five-year estimates, with a margin of error of 2 years. That means many roofs in this city are likely older than the roof covering most owners remember. A replacement here touches a city permit, two inspections and several code rules that changed over the years.

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Updated October 2026

White wooden gazebo with a grey shingled roof and weathervane on green lawn under trees.
Drone view of a single-story home mid re-roof: part of the roof stripped to white synthetic underlayment, the rest still in gray shingles, a dump trailer of debris and a pickup in the driveway.Our work
Photo: Glenn H. Curtiss Memorial Circle by Eisenthesky Productions released to public domain per file information., CC BY-SA 4.0, cropped

Miami Springs figures this page uses

Share of homes built before 1980
90.3%
Share of homes built 2010 or later
1.5%
Single-family detached share of housing units
63.2%
Owner-occupied share of occupied homes
61.1%

Housing age

How much of the local housing stock is pre-1980?

About 90.3 percent of housing units in Miami Springs were built before 1980, against 49.6 percent across Miami-Dade County. Only 1.5 percent were built in 2010 or later. Most of the roofs on these homes have likely been replaced at least once already, if at all.

Single-family detached homes make up 63.2 percent of the housing units here, and 61.1 percent of occupied homes are owner-occupied. A single owner often carries the full cost of an aging roof, so the age of the house matters when you plan the work.

Permit steps

What you need to know about permits and inspections before replacing a Miami Springs roof

The City of Miami Springs Building office is where you apply for roofing permits within city limits. Check the city's building page before you start, because the permit application is the first step in any replacement. Confirm current fees and submittal steps with the office directly.

The Florida Building Code requires that a Notice of Commencement be recorded and posted before the first inspection on larger contracts. Missing it can mean paying twice for the same improvements, so confirm the notice with the building office early.

Florida Statute 553.844 and the 25 percent rule shape what gets replaced. If not more than 25 percent of the roof area is repaired in any 12-month period, the rest of the roof can stay. When your current roof was built or repaired under the 2007 Florida Building Code or a later edition, you may find that only the section being worked on has to meet present-day code.

Storms and rain

Storms, rain and the roof you will install

Miami-Dade County sits inside the High Velocity Hurricane Zone, which carries the strict wind provisions South Florida adopted after Hurricane Andrew. Hurricane Irma in 2017 caused about 1,000 homes in Miami-Dade major damage, so roof attachment and deck nailing deserve close attention on any replacement.

Hurricane season runs from June 1 to November 30, with peak activity around September 10. The rainy season in this part of Florida runs from late May into early October, so schedule the tear-off and dry-in with those dates in mind.

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Questions

Roof replacement in Miami Springs: questions

What is the 25% roof rule in Florida?

Under the 25% rule, you can only work on a set share of an existing roof in a 12-month window before the full system must be brought up to current code. In Miami Springs, where the median home dates to 1958, many roofs may fall under this rule. If your roof was constructed or fixed to the 2007 Florida Building Code or newer, the repaired area alone is generally what must satisfy current code. Ask the building office how the rule applies to your specific roof before you schedule work.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026

Related: Roof replacement

How do I check a roofing contractor's license in Florida?

Florida law requires a roofing contractor to hold a state roofing certificate or registration. A general contractor must subcontract roofing work unless it holds that credential. Before you sign, ask for the contractor's state license number and look it up with the state. Miami-Dade is inside the High Velocity Hurricane Zone, and Hurricane Irma in 2017 caused about 1,000 homes in the county major damage, so ask whether the contractor has pulled HVHZ roofing permits in the past.

Source: Florida Building Commission, 'Setting New Standards for Safety: The Florida Building Code' (2004 publication; wind-speed figures in it are outdated and not used), read Oct 5, 2026

Related: Roof replacement

How old is the average home in Miami Springs?

The median home in Miami Springs was built in 1958, according to the Census Bureau's 2024 five-year estimates. The margin of error is 2 years. About 90.3 percent of housing units were built before 1980. Older homes often have roofs that have passed their original service life, so an inspection is worth scheduling.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof replacement

Nearby

Roof replacement near Miami Springs

Sources for this page(28)
  1. 1.Share of homes built before 1980: 90.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built 2010 or later: 1.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Single-family detached share of housing units: 63.2%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Owner-occupied share of occupied homes: 61.1% (3,328 of 5,447). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  8. 8.Permit office: City of Miami Springs - Building. City of Miami Springs - Building. Read Oct 10, 2026.
  9. 9.Florida Building Commission, 'Setting New Standards for Safety: The Florida Building Code' (2004 publication; wind-speed figures in it are outdated and not used). Read Oct 5, 2026.
  10. 10.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  11. 11.Median year homes were built: 1958. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  12. 12.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  13. 13.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  14. 14.NOAA NHC. Read Oct 5, 2026.
  15. 15.National Weather Service. Read Oct 5, 2026.
  16. 16.Florida Statutes, section 489.113 (2026). Read Oct 5, 2026.
  17. 17.City of Miami Springs - Building, City of Miami Springs. Read Oct 5, 2026.
  18. 18.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  19. 19.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  20. 20.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  21. 21.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  22. 22.Official website: City of Miami Springs, Historic Preservation Board meeting page, Official website. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  25. 25.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  26. 26.Wikipedia, 'Miami Springs, Florida' (revision 1378573021), Wikipedia. Read Oct 5, 2026.
  27. 27.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  28. 28.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Miami Springs 2020 Census internal point (25.8202, -80.2889), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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Roof replacement in Miami Springs

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